Project Overview: Ground-Up Construction in the Palisades

Project Description

This project involves the ground-up construction of a 4,000 sq ft residential house in the Palisades, a coastal neighborhood known for its scenic views and high-end properties. The design will incorporate modern architectural elements, sustainable materials, and compliance with local zoning and building codes. The total estimated cost is based on $650 per sq ft, resulting in a construction budget of $2,600,000. The project timeline is estimated at 18-24 months, from permitting to final inspection, depending on approvals and weather conditions.

Project Details

• Location: The Palisades, California


• Size: 4,000 sq ft


• Estimated Cost: $650/sq ft x 4,-clockwise- 4,000 sq ft = $2,600,000


• Timeline: 18-24 months

Milestones and Estimated Durations

1. Pre-Construction Phase (3-6 months)

• Tasks:
  
  
  
  • Site survey and geotechnical investigation.
  
  
  • Architectural design and drawings.
  
  
  • Submission and approval of permits from the local Building and Safety Department.
  
  
  • Selection of contractors and finalization of contracts.
  
  
  
  


• Milestone: Permit approval and groundbreaking.


• Estimated Duration: 3-6 months (depending on permit processing times).

2. Site Preparation and Foundation (2-3 months)

• Tasks:
  
  
  
  • Site clearing, grading, and excavation.
  
  
  • Installation of temporary utilities (power, water).
  
  
  • Pouring of foundation and slab.
  
  
  
  


• Milestone: Completion of foundation, ready for framing.


• Estimated Duration: 2-3 months.

3. Structural Construction (4-6 months)

• Tasks:
  
  
  
  • Framing of walls, floors, and roof.
  
  
  • Installation of roof system and exterior walls.
  
  
  • Structural inspections.
  
  
  
  


• Milestone: Structure is "dried-in" (weather-tight).


• Estimated Duration: 4-6 months.

4. Mechanical, Electrical, and Plumbing (MEP) Installation (3-4 months)

• Tasks:
  
  
  
  • Installation of HVAC, electrical, and plumbing systems.
  
  
  • Rough inspections for MEP systems.
  
  
  
  


• Milestone: MEP systems installed and inspected.


• Estimated Duration: 3-4 months.

5. Interior and Exterior Finishes (4-5 months)

• Tasks:
  
  
  
  • Installation of drywall, insulation, and interior finishes (paint, flooring, cabinetry).
  
  
  • Exterior finishes (siding, stucco, landscaping).
  
  
  • Installation of fixtures, appliances, and trim.
  
  
  
  


• Milestone: House is move-in ready, pending final inspections.


• Estimated Duration: 4-5 months.

6. Final Inspections and Handover (1-2 months)

• Tasks:
  
  
  
  • Final building inspections and certificate of occupancy issuance.
  
  
  • Punch list completion (minor corrections and touch-ups).
  
  
  • Client walkthrough and handover.
  
  
  
  


• Milestone: Project completion and client move-in.


• Estimated Duration: 1-2 months.

Total Estimated Timeline

• Duration: 18-24 months (from permitting to move-in).


• Assumptions: Timeline may vary due to weather, permit delays, or unforeseen site conditions.

Budget Breakdown

• Total Estimated Cost: $2,600,000


• Cost Breakdown (Approximate):
  
  
  
  • Pre-Construction (design, permits): $100,000-$150,000
  
  
  • Site Preparation and Foundation: $200,000-$300,000
  
  
  • Structural Construction: $700,000-$900,000
  
  
  • MEP Installation: $400,000-$500,000
  
  
  • Interior/Exterior Finishes: $600,000-$800,000
  
  
  • Final Inspections and Contingency: $150,000-$200,000
  
  
  
  


• Note: Costs include labor, materials, and contractor fees but exclude land acquisition, financing costs, or major unforeseen expenses.

Assumptions

• Site is buildable with no major geotechnical issues.


• Local permitting process follows standard timelines.


• No significant delays due to weather or material shortages.


• Client provides timely decisions on design and finishes.